Given where we are in the cycle pickings are slim.

We are trying to also avoid reliance on internet.  

For larger loans rates are better, we are closing some large deals in LA with 4.5% 30 year am, 5 years fixed.

Some like 2 bedrooms properties because it will have less people living in the property and hopefully less wear and tear and others like 4-5 bedroom properties because they will collect more monthly rent (hopefully). 

@Jake DeBoer, this is why we typically recommend going with individual loans especially if we are only talking about 2 properties. 

Since my parents still have capacity for more conventional loans we are exploring that avenue where they acquire via conventional financing and I exchange with the proceeds in to a couple SFH with the cash.  

My most recent property was purchased cash a couple months ago and rehab is complete so we are going through PenFed for a HELOC.

We are guessing it's value around 750 today.

I know that if we purchase the property, we are supposed to honor the contracts that the previous landlord has with the tenants, but we are frustrated with this contract because of all the allowances and felt like they specifically made this contract the way it was so the child could have an easy, cheap place to live for the next year. 

We are in the process of getting title insurance, just to be safe.